What should be considered when choosing a contractor in urban transformation?

Before requesting an offer, owners must clarify their existing land shares, zoning conditions, independent section needs, common area expectations and financing limits. If one company assumes the parking lot differently, another assumes the frontage, and another assumes the possibility of additional space differently, it would be misleading to compare only the additional payment figures.

Architectural preliminary study or common requirements program; It produces a common baseline for apartment types, approximate areas, common spaces, accessibility, parking, storage and building quality. When each proposal answers the same set of questions, it becomes apparent which difference is due to design and which difference is due to the financial model.

Decision principleThe best offer is not the one that gives the biggest number, but the one that resolves the most uncertainty.

Promises do not turn into a real comparison unless square meters, materials, financing, schedule and responsibilities are explained in the same context.

Works subject to a building permit must be carried out under the responsibility of a licensed building contractor. The presence of the authorization number is an initial check; The company's document group and the size of the business it can undertake should also be compatible with the proposed project. The official record should be checked through the Contractor Information Inquiry service.

Don't just look at sales images in the reference list. The license and occupancy status of the project, the promised and actual delivery date, compliance with the technical specifications, the company's statement about ongoing lawsuits and the experience of the former owners should be investigated. If possible, see the completed structure in situ; Examine common area, facade, detail and maintenance performance.

In the proposal, net and gross area definitions of independent sections, floor and facade distribution, common areas, parking lot, warehouse, balcony, installation systems and energy performance should be clear. Immeasurable terms such as “premium material” should be replaced with product or performance class, application standard, and equivalent product replacement method.

The architectural drawing and the technical specifications annexed to the contract must be compatible with each other. If changes to the licensing process are required, the limits within which this can be made, when owner approval will be sought, and how loss of space will be handled should be determined in advance. Otherwise, a beautiful preliminary visual will not be a binding description of the structure to be delivered.

• Calculation method of net and gross area
• Distribution of independent sections, floors, facades and extensions
• Carrier system, façade, insulation and installation performance
• Material make/model or measurable equivalent standard
• Project change and owner approval mechanism

In the agreement process statements of the Urban Transformation Directorate, it is stated that in applications carried out by real or private law legal entities on parcels where risky buildings are located, the building contractor must provide a guarantee of 10 percent of the approximate cost of the building before the license; Special situations in the legislation are also evaluated. The existence of this administrative guarantee alone does not solve all risks in the owner's agreement.

The company's equity structure, use of credit, dependence on sales revenue, ongoing projects and how it will manage cost increases should be asked. If there are additional payments to be received from the owners, the amount, maturity, progress level and security should be clearly written. The scope of any letter of guarantee, mortgage, suretyship or other security should be reviewed by an independent legal professional.

Agreement; It should clearly regulate the conditions for starting work, license and delivery periods, consequences in case of delay, rent or temporary accommodation obligation, insurances, transfer and subcontractor limits, termination conditions and dispute resolution. The calendar should not only consist of the sentence "Delivery in 24 months"; It should be divided into license, demolition, foundation, rough structure, finishing works, settlement and turnkey milestones.

It should also be decided how the owners will monitor technical progress, who will approve project and material changes, and how defects and deficiencies will be recorded. The contractor's lawyer or technical team is not an independent advisor to the owners. Before signing, the contract should be reviewed separately by a lawyer, and the project and specifications by the architect and relevant engineers.

• Deadlines for licensing and starting work
• Phased work schedule and reporting method
• Delay, rent and compensation conditions
• Written approval for project/material change
• Settlement, incomplete works, warranty and final delivery procedure